717 BEARDSLEY LN TX 78746
| Owner | DI MATTEO DAVID ALAN |
|---|---|
| Parcel ID | 0119300108 |
| Short ID | 120144 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 39,945 SF |
| Acres | 0.917 |
| Year Built | — |
| Legal | LOT 74 ROB ROY ON THE CREEK SEC 5 |
| Neighborhood | N6800 |
| Land | $588,940 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $588,940 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $588,940 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $588,940 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $588,940 |
| Taxable Value | $588,940 |
|---|
Appreciation: Market value has risen +181.8% from $209,000 (2021) to $588,940 (2025), a CAGR of 29.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.5889% in 2025 (-0.0125% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $9,357. Eanes ISD is the largest single contributor, at 52.4% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($588,940 land vs $0 improvements), about $15/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $588,940, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +29.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,150,191 by 2030, with an estimated annual tax burden around $29,223. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
Market value changed by 87% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $4,901.16 | $4,901.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,213.50 | $2,213.50 | Paid |
| W20 WCID # 20 | 0.1620% | 0.1425% | 0.1341% | 0.1925% | 0.1870% | -0.0055% | $1,101.32 | $1,101.32 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $695.08 | $695.08 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $446.42 | $446.42 | Paid |
| Combined Rate | 1.7727% | 1.6366% | 1.5009% | 1.6014% | 1.5889% | -0.0125% | $9,357.48 | $9,357.48 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,099,889 | $588,940 | +86.8% |
| Assessed Value | $706,728 | $588,940 | +20.0% |
| Land Value | $1,099,889 | $588,940 | +86.8% |
| Improvement Value | — | — | — |
| Taxable Value | $706,728 | $588,940 | +20.0% |
| HS Cap Loss | -$393,161 | — | |
| Total Tax 2026 = estimate |
~$11,229
Estimated
|
~$9,357
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,099,889 | $1,099,889 | +0 (+0.0%) |
| Taxable Value | $706,728 | $706,728 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,099,889 | $1,099,889 | — | −$393,161 | $706,728 | $706,728 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $588,940 | $588,940 | — | — | $588,940 | $588,940 | ~$9,357 | Partial |
| 2024 | $— | — | — | — | $570,000 | $— | $9,128 | Verified |
| 2023 | $— | — | — | — | $522,500 | $— | $7,842 | Verified |
| 2022 | $— | — | — | — | $522,500 | $— | $8,551 | Verified |
| 2021 | $209,000 | — | — | — | $418,000 ! | $— | $7,410 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +86.8% ! | +20.0% | 64.2% | Not available | Partial |
| 2025 | +3.3% | +3.3% | ~100% | Not available | Partial |
| 2024 | +9.1% | +9.1% | ~100% | 1.6000% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.5000% | Verified |
| 2022 | +25.0% | +25.0% | ~100% | 1.6400% | Verified |
| 2021 | base year | — | ~100% | 3.5500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +40.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +86.8% | +134.3% | +17.5% | +181.8% | 2025 | +86.8% | 2026 |
| Assessment Ratio | 64.3% | 121.4% | — | 200.0% | 2021 | 64.3% | 2026 |
| Effective Tax Rate (2025) | 1.5900% | 1.5900% | — | 1.5900% | 2025 | 1.5900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,357 | $8,384 | ~$19,540 | $9,357 | 2025 | $7,410 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$763,049 | ~$763,049 | ~1.5429% | ~$11,773 | +29.6% |
| 2027 | ~$988,629 | ~$988,629 | ~1.4970% | ~$14,799 | +67.9% |
| 2028 | ~$1,280,898 | ~$1,280,898 | ~1.4510% | ~$18,586 | +117.5% |
| 2029 | ~$1,659,571 | ~$1,659,571 | ~1.4051% | ~$23,318 | +181.8% |
| 2030 | ~$2,150,191 | ~$2,150,191 | ~1.3591% | ~$29,223 | +265.1% |
| 2026 | ~$751,270 | ~$751,270 | ~1.5889% | ~$11,937 | +27.6% |
| 2027 | ~$958,343 | ~$958,343 | ~1.5889% | ~$15,227 | +62.7% |
| 2028 | ~$1,222,491 | ~$1,222,491 | ~1.5889% | ~$19,424 | +107.6% |
| 2029 | ~$1,559,447 | ~$1,559,447 | ~1.5889% | ~$24,778 | +164.8% |
| 2030 | ~$1,989,279 | ~$1,989,279 | ~1.5889% | ~$31,607 | +237.8% |
| 2026 | ~$774,827 | ~$774,827 | ~1.5199% | ~$11,777 | +31.6% |
| 2027 | ~$1,019,387 | ~$1,019,387 | ~1.4510% | ~$14,791 | +73.1% |
| 2028 | ~$1,341,136 | ~$1,341,136 | ~1.3821% | ~$18,536 | +127.7% |
| 2029 | ~$1,764,440 | ~$1,764,440 | ~1.3132% | ~$23,170 | +199.6% |
| 2030 | ~$2,321,351 | ~$2,321,351 | ~1.2442% | ~$28,883 | +294.2% |
In 2025, this property's market value of $588,940 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 7× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $588,940 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $209,000 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.